Funds From Operations Calculator
Compute REIT-style FFO from net income, depreciation, amortization, and property sale gains.
Core cash earnings for real estate trusts
Funds From Operations (FFO) adjusts net income for non-cash depreciation and amortization while removing one-time property sale gains. REIT analysts rely on FFO because it better reflects recurring rental cash flow than GAAP net income alone.
For adjusted FFO with maintenance capex, open the AFFO Calculator. For enterprise valuation multiples, use the EV to Sales Calculator.
Frequently Asked Questions
What is the basic FFO formula?
FFO = Net income + Depreciation + Amortization − Gains on sales of property (+ losses on sales when applicable).
Why subtract property sale gains?
Sale gains are typically non-recurring and distort year-over-year comparisons of operating performance.
How is FFO per share computed?
Divide total FFO by weighted average shares outstanding. Enter shares in the optional field to see per-share output.
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